Henry George and the Institution of Private Property in Land: A Property Rights Approach

Abstract . Conflicting statements concerning whether the implementation of Henry George's single tax proposal would destroy the institution of private property in land have appeared in the literatures of economics and other disciplines. A number of writers have implied that the taxation of Ricardian rent is equivalent to land nationalization. In the main, followers of George have denied that the single tax would abolish private property in land. Their claim is based on the fact that land titles would remain in private hands under the single tax. Since the whole question of private property is beset with ideological difficulties, a property rights approach is applied to this issue in an attempt to resolve the controversy. The conclusions are that the actual implementation of George's system would not destroy private property in land and that it is incorrect to equate the single tax with land nationalization.     

Henry George and the Classical Scientific Research Program: The Economics of Republican Millennialism

Abstract . Henry George's classicism was evident in his acceptance of “hard core” assumptions inherent in classical economic analysis, notably that rational self-interested behavior exercise in competitive markets maximized economic welfare. However, George's “stage theory,” the “Law of Human Progress,” led him to reject the classical nexus between social and economic welfare. The emergence of an exchange economy improved efficiency and economic welfare, but institutional changes lagged behind, particularly the redefinition of property rights. Consequently, economic growth based on land as a private rather than public good widened the gap between economic efficiency and social welfare. Hence George's paradox of poverty amidst progress. George resolved the equity efficiency conflict by treating land as a public good. Then, the sale of monopoly rights to land through the “single tax” on land rents captured the difference between the private and social costs of land use.     

Export Agriculture and the Expansion of Urban Slum Areas

Abstract . Many of the richest people have all or a large part of their accumulated wealth in land, yet the men and women who work the land are usually their country's most poverty-stricken. The landowning elite is very powerful because land has been concentrated in few hands. In the Third World' of less developed countries (LDCs) and in the United States this situation in the last four decades has led to an emphasis on export crops and a restructuring of agriculture to produce them. Brazilis an example of this change, which has led to deforestation and multiplication of the hungry, homeless and alienated, the new “barbarians within the gates.” Comparable developments are seen in the U.S., threatening fiscal and political stability in many countries.     

The Vermont Land Gains Tax Experience With It Provides a Useful Lesson in the Design of Modern Land Policy

Abstract . Vermont is currently the only state which employs a special capital gains tax on certain land sales. A comparison between the Vermont land gains tax and Henry George's Single Tax provides a useful lesson in the design of modern land policy. The Vermont tax is aimed at discouraging short run land speculation, while the Single Tax seeks to discourage the long term quasimonopoly of land ownership. The Single Tax would capture unearned increments to land value while the Vermont tax applies only to realized capital gains and tends to reward long term speculators. An empirical analysis of the Vermont tax reveals that tax revenues have been small, and that the tax has not prevented a rise in land values. In fact, the Vermont tax may have increased land prices by restricting available land supply. Although the Vermont tax intended to curb speculation and reduce land subdivision activity, it is not a substitute for land use planning and carefully designed growth control ordinances and regulations.     

Can Labor-capital Models Predict the Responses of Agrarian Societies to Development?Part I: Problems With Development Economics

Development efforts and economics have relied upon two-factor, capital and labor neoclassical economic models. Failures have occurred when they were applied to agrarian societies where the ownership of land rent dictates particular institutional forms that engender resistance to development. It is argued that there is a need for a new three-factor development theory which explicity models land and its rent. Ideas of Smith, Ricardo, George and Samuelson are assembled as a basis for a computer simulation model that explores landed institutions and the land value flows resulting from different development strategies. Part II, a subsequent article in this Journal, sets forth the models.     

An Address by a Georgist Sympathizer: Practical Issues in Georgist Thought

The justice and soundness of the taxation of land rent is acknowledged but problems in assessing imply a need to introduce better methods. This is particularly true when attempting to introduce the more saleable idea of two-rate tax systems because the allocation of total value of real estate parcels between land and buildings is even more arbitrarily done than determining the total assessment. The ideas fit best at the local level and there is little chance of replacing income or sales taxes. A 100% tax would be impossible since it would lead to an avalanche of tax appeals and the abandonment of some land since a high percentage of assessments are in error. The idea of a single tax does not fit modern times when revenue needs determine taxes, rather than the amount of revenue collected determining proper or necessary government expenditure levels. One tax source may be unpopular and regarded as a dangerous concept. Land is probably less important and less relatively valuable than it used to be because of technological change. Some advances in social legislation may mitigate the need for the drastic reform, George who was a moralist deeply concerned about poverty, felt reform was needed in his day. He was right about the impacts of various taxes on economic activity and income distribution.     

Lively Lands: The Spatial Reproduction Squeeze and the Failure of the Urban Imaginary

This article argues that the theoretical invisibility of non-privatized land tenures constitutes a failure of the urban imaginary, which restricts the ability to forge less commodified urban futures. The article explicates two attributes of non-privatized land—fungibility and combinatoriality—that produce an urban land nexus capable of fostering pro-poor agglomeration economies and generating socialities that exceed the model of the separative self that is hegemonic in more propertied settings. Fungibility, it shows, externalizes supportive economies of production and reproduction into surrounding neighborhoods by shifting the boundaries and terms of usufruct without cadastral oversight or regulation. Combinatoriality—a hybrid formulation of combined territories and combined territorialities—describes overlapping forms of access to land or demarcations of legitimate land use, either competitive or reciprocal. Together, these two attributes of non-privatized land systems produce a propinquity requirement for economic production, or a social density and liveliness more limited in privatized land markets. Through a diagnostic analogy with the simple reproduction squeeze characteristic of subsistence agrarian settings, it charts how an urban spatial reproduction squeeze—felt globally in dense, rising-rent environments across the global North and South—generates subsistence needs that mixed-tenure environments are uniquely capable of fulfilling and that can provide inspiration for radical housing struggles elsewhere.     

How Much Revenue Would a Full Land Value Tax Yield?In the United States in 1981, Census and Federal Reserve Data Indicate It Would Nearly Equal All Taxes

Abstract . Most urban economists and particularly specialists in urban public finance consider the land value tax, because of its economic effects and its influence toward rational development, the tax of choice. But could it replace, in whole or in large part, taxes which now burden labor and capital and distort efficient allocation of resources? How important would a full land rent tax's yield be? The U.S. Bureau of the Census provides data which, adjusted for errors and omissions, indicates that the annual land rent for 1981 was $721 billion. Federal Reserve Board data, similarly adjusted, indicates annual land rent for that year was $590.38 billion Hence we may say that a full land rent tax would yield something around $658 billion in 1981, or 28 percent of the 1981 national income. This is nearly two thirds of all taxes levied by all levels of government in 1981, and, with user charges and similar fees continued, it is probably equal or nearly equal to burdensome taxes.     

Why Everyone Should Read George's 'Progress and Poverty': On the Classic's Centenary, the Specialists Find This 19th Century Best Seller Still Very Timely

Abstract . When one urges that everyone read a classic, Progress and Poverty, now on the centenary of its publication, it is not only because in a democracy the voting citizen decides basic questions of economic policy, but because it appeals to the moral sense of economics students as well as other social scientists. Is it not important that legislation affecting living standards and culture be just, as well as scientifically sound? And that economists, along with other social scientists, master communication technique as Henry George did, so that they can share the fruits of their investigations? Part of the ability to get something done about what is perceived as a problem must rest on the ability to communicate, As Joseph Schumpeter showed, George's proposal that the economic rent of land be collected in lieu of taxes that burden labor and capital was economically sound and his criticism of a tax system that penalizes industry and thrift and rewards speculation is now “obvious wisdom,”     

The Nature of the Agrarian Land Question in the Republic of South Africa

Abstract . Most of the land in South Africa is dommnated by 4.5 million Whites. A tiny fraction of this key resource is designated for Black occupation in Black townships in White South Africa and for Black ownership in the ten “homelands.” Several interrelated factors account for the lop sided land distribution that exists in South Africa. The two most important factors are the removal of native occupants from the majority of the land, accomplished by early Dutch settlers, and legislative measures that were designed to guarantee a White controlled economy and foster economic development by assuring an abundant supply of disenfranchised and cheap black labor The extent of the inequality in the land distribution suggests that, from the viewpoint of ownership and control, Blacks were better off prior to 1652 when the first Dutch settlers arrived at the Cape.     

The New Barbarians: The Continuing Relevance of Henry George*

Abstract . The world's peoples are demanding: who should be the Lords of the Land or—should anyone be? By what right does anyone acquire the privilege of monopolizing that which should be the heritage of all? A century ago Henry George saw the nature of this question, the land question, outlined the solution and foresaw the consequences if we failed to address it. The rioting in the slums, the looting and other crime in the cities and rural areas, the tension of our time, the rising fears, paranoia and greed bear testimony to the legacy George foresaw. Against monopoly and privilege, George raised the banner of Justice and Liberty, achievable only by taxing the land and untaxing labor and its products. The failure to act upon the land question is at the bottom of the threat of a new barbarism. But the Intellectual Revolution fostered by the new computer technology promises to undermine myths that have enslaved the human mind.     

Absentee Ownership of Farmland and State and Local Tax Policy: Income Tax Promotes Absenteeism, But the Property Tax Can Be Used to Strengthen Family Farms

Abstract . The incentive effects of state and local tax policies in promoting or inhibiting the ownership of farmland by non-operators are evaluated. Previous research on the economic, social and environmental effects of absentee ownership is reviewed as well as evidence regarding the impact of tax laws on absentee owners versus owner-operators. The Federal tax laws, it is found, work to increase land prices, reduce entry into farming by young farmers, and increase absentee ownership. State income tax policies may reinforce these effects. Property tax policies, on the other hand, may counteract income tax laws by giving tax relief preferentially to owner-operators. Several modifications of property tax relief programs are suggested.     

Public Choice and Land Tax Fairness

Land value taxation (LVT) as desirable U.S. tax policy was brilliantly set forth by the American publicist and economist, Henry George, in the book Progress and Poverty, published 100 years ago. Economists concerned with state and local taxation have generally accepted the basic elements of George's analysis. The absence of substantial LVT legislation despite the economic efficiency and ethical strengths of land as a tax base arises from two sources. First, the public perception of land has not separated land's attributes from those possessed by other property. Second, land ownership data have not been gathered and publicized. Groups favoring taxes that promote economic justice and efficiency should support efforts to develop land ownership data. It would be an important first step toward fully utilizing the potential of LVT.     

On the “Lock-In” Effects of Capital Gains Taxation

The most important drawback of a tax on realized capital gains is its “lock-in” effect. This paper uses a simple land development model to examine the distortion that the lock-in effect generates. A surprising result is that the lock-in effect does not arise if the basis for the capital gains tax (usually the price at which the current owner acquired the land) is sufficiently high. Rather than delaying the sale, the owner sells the land as soon as possible even if the land will be developed much later. In this case, the capital gains tax creates no “real” distortion because it does not affect the development time. In particular, if the basis is the price formed under perfect foresight, the lock-in effect never arises.     

Groundwater and the Land Value Tax

Abstract . Application of the land value tax has been described for many natural resources. However, the problems encountered with flowing underground resources have not been fully discussed. Groundwater is one such flowing resource that affects the value of surface land. The underground water is also subject to its own market forces. If a Georgist tax is to be applied to groundwater or to land affected by it, the administrator of the tax must consider the interplay that occurs between the two resource markets. A system of separable property rights to the two resources offers the prospect for efficient use. But the monitoring of ground water use must accompany such a separation.     

In Perpetuity: Some Reflections on Literary Views of Land and Other Forms of Property

Some of civilization's finest minds have focused on societal problems and reported the result in literary works. Literary sensitivity and sensibility ought to provide insight on the value consequences and normative dimensions of social science theorizing. These hypotheses are tested against some of the ideas on property, particularly property in land, in great works of literature, contrasted with some analogous ideas from economic theory. No sweeping generalizations or policy conclusions were sought or found; insights were obtained as aids or guides for economic inquiry. But, interestingly, many of the literary views were in substantial accord with views on land and property espoused by Henry George, views which, as he noted, have a history extending into ancient and possibly prehistoric times.     

Alternative Policies for Preserving Farm and Open Areas: Analysis and Evaluation of Available Options

A bstract . Rapid urban growth disrupts land use patterns on the urban-rural fringe , increasing development pressure on nearby farm and open lands. Many public agencies have attempted to moderate these development pressures through intervention in the local land market in order to preserve remaining open areas. There are essentially five ways that governmental units can act to preserve farm and open lands: public purchase of these lands; restrictive zoning laws ; public purchase of the development rights to open lands; programs of transferable development rights, and preferential assessment property tax programs. Each of these methods imposes burdens on different groups and creates winners and losers among property owners, taypayers and others. This paper analyzes the economic impacts of these open space preservation programs and evaluates their effectiveness in achieving their goals. None of the programs evaluated is judged to be perfect in preserving open space, but the public purchase of development rights is seen to be an equitable second-best solution.     

Site Value Taxation and Manvel's Land Value Estimates

Replacement of the existing property tax with a. tax on site value requires that the site value base be sufficiently large to generate the same revenue as the existing tax. The adequacy of the site value base is examined in view of Manvel's land value/property value estimates. The conclusion is that only partial replacement may be feasible in many cases, but this may still produce a desirable effect.     

Property taxes and the timing of urban land development

This paper develops an optimal timing model which extends our understanding of the effects which property taxes have on the timing of land development. Comparative static effects of changes in property tax rates are investigated and policy rules are developed for the use of differential pre- and post-development tax rates to affect the timing of development. Changes in the property tax rate are found to be non-neutral with respect to the timing of development in most cases, accelerating or delaying development depending upon specific market conditions.     

Tourism, Vacation Home Development and Residential Tax Burden:

Abstract . Differences in property tax rates among communities within a regional economy are a source of inefficiency and inequity. Less developed rural areas where natural amenities exist have often attempted to use the tourist industry as a means of importing economic development. Promoters of vacation home development argue that the impact on the local tax base is positive. However, the quantitative research in this paper indicates that under certain circumstances, vacation home development has the effect of increasing the tax burden on residential property.